Key Highlights 

• 37.31 net saleable acres available now, with flexible lot configurations
• Municipally owned, development-ready lands with direct municipal support 
• Approximately $100,000 per acre 
• No municipal development charges 
• Water, wastewater, stormwater, hydro and fire protection installed 
• Communal stormwater system reduces individual site requirements 
• Natural gas and high-speed fibre planned by year-end 2026 
• Flexible General Industrial (M1) zoning with no maximum building height 
• Local Community Improvement Plan, plus potential County Tax Increment Financing Grant
• Development Concierge Service through the CAO’s Office 
• Environmental, archaeological and geotechnical studies completed 
• Adjacent to the Glencoe Fire Station

Park location
99 Industrial Road, Glencoe, Ontario, within the Municipality of Southwest Middlesex, Middlesex County. The park is located immediately east of Glencoe Main Street/County Road 80, with access from Industrial Road. 

Individual 911 addresses have not yet been assigned to the available development parcels, as final addresses will depend on the ultimate lot configuration and creation of the individual development parcels. Specific municipal addresses will be assigned as individual parcels are created and developed.

Total Park Acreage
Approximately 44.6 acres.

Developable Acreage

Approximately 37.31 acres (15.097 hectares) of net saleable municipally owned industrial land is currently available for development.(accounting for easements, stormwater infrastructure and other applicable site requirements).

Number of available lots

The remaining municipally owned lands are currently configured as nine saleable lots. The Municipality retains flexibility to consider adjustments to parcel boundaries or the combination of adjacent lots, where feasible, to accommodate the acreage, frontage and site configuration required by a prospective development.

Lot sizes and configuration

Current configuration of lots can be viewed on the attached map:

Parcel configuration remains flexible. Adjacent lots may be combined or boundaries adjusted, where feasible, to accommodate larger development requirements.

All proposed parcels front onto a municipal road and have access to a designated servicing connection point. Most parcels are serviced from their municipal road frontage, while parcels fronting Dundonald Road have designated rear-lot servicing locations, as shown on the servicing map (link when available).

Pricing
Approximately $100,000 per acre.

Development Status (available now, future phase, etc.)
Available Now – Development Ready

Strategic Location & Market Access

The Glencoe Business & Industrial Park is strategically located in Middlesex County within the London economic region, providing businesses with convenient access to major Southwestern Ontario transportation corridors, markets and a dependable regional labour force.

• Approximately 10 minutes to Highway 402, providing direct access to the Highway 401 corridor and Southwestern Ontario markets 
• Approximately 35 minutes to London 
• Approximately 1 hour to the Sarnia/Port Huron international border crossing, providing access to the U.S. market 
• Convenient access to the broader London-Middlesex regional labour market 
• Rail infrastructure is located in Glencoe, providing additional proximity to regional transportation infrastructure 

Zoning and Development

Current zoning

The Glencoe Business & Industrial Park is zoned General Industrial (M1), with a holding (h) provision. The holding provision relates specifically to site plan approval and does not prevent the lands from proceeding through the development process. Once the site plan is finalized and the agreement registered on title, the hold can be removed to allow building permits to proceed.

The General Industrial zoning is broadly permissive and provides flexibility for a wide range of industrial and employment uses including manufacturing, assembling, preparation, inspection, finishing, treatment, alteration, repair, distribution, warehousing and storage, as well as the storage of building and construction equipment and materials.

Permitted and targeted uses include:

• Manufacturing, fabrication and assembly
• Warehousing, storage, distribution and logistics
• Trades and industrial service uses
• Food processing
• Research and development
• Agritech and value-added agricultural uses
• Cleantech and other compatible industrial operations

Building height and lot coverage requirements

• Maximum permitted building height: No maximum 
• Maximum permitted lot coverage: 50% 
• Minimum landscaped open space: 10% 
• Outdoor storage: Permitted as an accessory use and limited to a maximum of 75% of the lot area 

Setbacks

• Front yard: 7.5 m 
• Rear yard: 7.5 m in most cases; 15 m where the property abuts a residential zone 
• Interior side yard: 7.5 m 
• Exterior side yard: 7.5 m 

Development charges

The Municipality of Southwest Middlesex does not impose municipal development charges. This provides a significant upfront cost advantage for businesses establishing or expanding industrial operations within the Glencoe Business & Industrial Park.

To further strengthen this competitive advantage, Southwest Middlesex offers a Community Improvement Plan (CIP), designed to reduce barriers to industrial and employment-related development and encourage private investment, business attraction, employment growth and job creation. 

Proposed CIP Incentives include:

• Industrial Development Fee Rebate – up to $5,000: Rebate of 50% of eligible municipal fees associated with qualifying industrial and employment development. 
• Industrial Servicing Connection Grant – up to $10,000: Funding of 100% of eligible servicing connection costs, specifically for qualifying development within the Glencoe Business & Industrial Park. 
• Tax Increment Grant (TIG) – up to $50,000: A five-year declining rebate of the municipal portion of the property tax increase resulting from eligible development. Eligible projects may also qualify for participation by Middlesex County, which would extend the tax increment grant to include the County portion of property taxes. With County participation, the incentive could provide an approximately two-thirds reduction in the eligible municipal and County property tax increase during the applicable grant period, subject to eligibility and County approval. 
• Strategic Industrial Investment Grant – up to $25,000: Additional funding for qualifying strategic industrial investments, subject to Council approval. 

Building Permits

Building permits are required for applicable construction within the Industrial Park. Permits are issued where proposed construction complies with the Ontario Building Code, Southwest Middlesex Zoning By-law and other applicable laws and regulations. 

Southwest Middlesex offers online building permit applications and tracking through Cloudpermit, allowing developers and builders to submit applications, monitor their status, receive updates and request required building inspections online.

Building permit fees are based on the nature and square footage of the proposed project and are payable when the building permit is issued. Current permit fees and supporting information are available through Southwest Middlesex Building Services & Building Permit Information

Planning Approval

The Municipality is committed to providing coordinated, responsive and streamlined support for investment and development within the Glencoe Business & Industrial Park. Municipal staff and Council are committed to working with proponents to move development applications through the municipal approval process as efficiently as possible.

Prospective developers will have access to a Development Concierge Service through the CAO’s Office, providing a direct municipal contact to help navigate the process, identify requirements early, and coordinate planning, building, engineering, servicing and other municipal approvals. The goal is to provide proponents with clear requirements, responsive communication and timely municipal review throughout the development process.

Site Plan Approval

Site plan approval is required for development within the Glencoe Business & Industrial Park. Applicants are encouraged to consult with municipal staff early to confirm requirements based on the nature of the proposed development.

Please refer to the Municipality's Site Plan Approval Application and Submission Requirements for further information.

Additional information and online application options are available through Southwest Middlesex Planning Services.

Site Studies Completed

The Glencoe Business & Industrial Park has undergone environmental and technical studies to support the planned industrial development and servicing of the lands including:

• Phase 1 Environmental Site Assessment (ESA) (2015)
• Species at Risk Assessment (2015)
• Municipal Class Environmental Assessment (Class EA) (2025)

Completed studies and supporting information can be shared with prospective developers, as requested, to assist with site planning and the development approval process.

Servicing & Utilities 

The Glencoe Business & Industrial Park has been comprehensively serviced to support industrial development. Municipal water, sanitary sewer, communal stormwater infrastructure, hydro and fire protection are installed. Natural gas and telecommunications are in the final planning stages and are scheduled for installation by the end of 2026.

A servicing map shows the location of available infrastructure and the designated servicing connection point for each development parcel. Most parcels are serviced from their municipal road frontage. The parcels fronting Dundonald Road are rear-lot serviced, with their servicing connection points located at the rear of the properties as shown on the servicing map.

Municipal Water

Status: At the property line – installed

A 200 mm municipal watermain has been installed to service the Industrial Park, with 150 mm water service connections provided for the development parcels.

Current servicing information identifies approximately 1 million litres per day of excess water capacity available to support industrial development.

Designated servicing connection points have been established for the planned parcels. Lots fronting Dundonald Road are rear-lot serviced, as identified on the servicing map.

Sanitary Sewer

Status: At the property line – installed

A 200 mm municipal sanitary sewer main has been installed, with 150 mm sanitary service connections provided for the development parcels.

Current servicing information identifies approximately 1–1.5 million litres per day of wastewater capacity available to support development.

Designated servicing connection points have been established for the planned parcels, including rear-lot servicing for the parcels fronting Dundonald Road.

Stormwater Servicing

Status: Installed – Communal Industrial Park System

The Industrial Park has a communal stormwater management system serving the development lands, including storm sewer and open-ditch drainage infrastructure.

The communal system provides a significant development advantage by reducing the stormwater management burden on individual industrial parcels and minimizing the amount of each property that must be dedicated to on-site stormwater retention and control. This allows a greater proportion of individual sites to be available for productive development.

Individual developments will still address site-specific grading, drainage and stormwater requirements through the site plan process; however, the broader stormwater management function is supported by the Industrial Park's communal system.

The stormwater system was included in the completed Municipal Class Environmental Assessment and servicing project. 

Natural Gas

Status: Planned – installation scheduled by end of 2026

Provider: Enbridge

A 2-inch natural gas line is planned to service the Industrial Park. Installation is in the final planning stages and is scheduled to be completed before the end of 2026.

There is existing natural gas capacity available to support development. Depending on the size and natural gas requirements of an individual industrial user, however, system reinforcement or upgrades may be required for higher-demand uses. Specific requirements will be confirmed with Enbridge based on the proposed development.

Electricity

Status: At the property line – installed

Provider: Hydro One

Current servicing information identifies 27.6 kV electrical service available to support industrial development.

Available capacity and any development-specific electrical requirements will depend on the needs of the individual industrial user and can be confirmed with Hydro One during the development process.

Telecommunications / High-speed Fibre

Status: Planned – installation scheduled before the end of 2026

Provider: NFTC

High-speed telecommunications/fibre servicing is currently in the final planning stages, with installation scheduled by the end of 2026.

Final fibre specifications, capacity and individual parcel connection arrangements will be confirmed as installation planning is finalized.

Fire protection / Hydrants

Status: Installed

Municipal fire hydrants have been installed as part of the Industrial Park servicing project, providing fire protection infrastructure to support development of the lands.

The Industrial Park is immediately adjacent to the Glencoe Fire Station, providing close proximity to local fire and emergency response services.

Fire protection requirements for individual buildings and developments will be addressed through the applicable site plan and building approval processes.

Municipal Water & Wastewater

The Glencoe Business & Industrial Park is fully serviced by municipal water and wastewater infrastructure. In addition to the servicing capacity and infrastructure outlined above, the following 2026 rates and connection fees apply to industrial development.

2026 Water & Wastewater Rates

Non-Residential Water & Wastewater Connection Fees

For industrial and other non-residential development, municipal connection fees are based on the gross floor area of the proposed building:

Financial assistance for connection costs: Qualifying developments within the Glencoe Business & Industrial Park may apply for the proposed Industrial Servicing Connection Grant through the Municipality’s Industrial & Employment Lands CIP. The program would provide 100% of eligible servicing connection costs, up to $10,000, helping reduce the upfront cost of connecting a new industrial development to available services. 

The proposed CIP remains subject to final Council approval, program eligibility requirements and annual Council budget approval.